Landlord and Tenant Services
A property does not finish performing at closing. It performs when the right tenant is in it, at the right rent, with as little empty time as possible in between. I work both sides of that: finding, screening, and placing tenants for landlords, and running a proper search for tenants. Where the fit exists, I match the two directly.
The same lens, every time.
Whatever the service, the assessment is the same. What this is likely to be worth later. What it does to the equity you are building. What it does to everything else you own.
Buying, pre-construction, selling, and tenancy are different work, and none of them is recommended until those three are settled.
The wrong tenant costs more than an empty month.
Vacancy is the number landlords watch, and it is the wrong one to fear most. An empty month is a known cost. A poorly chosen tenant is an unknown one: late rent, a unit returned in worse condition than it left, a dispute that takes a season to resolve. The screening is where the money is actually protected, and it is the part most often rushed because the unit is sitting empty.
I keep a working database of landlords and tenants. When a qualified tenant and a suitable unit are already both in it, the match is direct, which is faster and more secure for both sides. When they are not, the search runs properly rather than quickly.
Landlords, and the people who rent from them.
Who This Is For
Landlords are, most often, clients I helped buy. The purchase was assessed for rental performance before the offer was written, and placing the tenant is the second half of the same job rather than a separate service. Investors who bought elsewhere are welcome too; the work is the same, it simply starts without the benefit of having chosen the unit together.
Tenants get a real search, not a list of whatever is available this week. What the place has to do, what it has to be near, what it has to cost, and then a shortlist that fits, with a direct introduction to the landlord where one is already in my database.
Before a tenant is placed. Three things, every time.
The rent, from evidence. A unit priced on hope sits empty, and every week it sits is a discount nobody chose. The rent I recommend is built from current comparable leases in the building and the pocket, and you see how it was arrived at. Sometimes the number is higher than the landlord expected. More often it is slightly lower, and the unit leases in days rather than weeks.
The screening, in full. Application, credit, income and employment, references, and previous landlords, checked rather than collected. The same standard for every applicant, applied within the Ontario Human Rights Code, because it is the law and because a consistent process is also the one that holds up if it is ever questioned.
The fit, both directions. A qualified tenant is not automatically the right one for this unit, and a good unit is not automatically right for this tenant. Length of stay, how the space will be used, what the landlord needs from the arrangement. Matching on fit rather than on the first approved application is what keeps the next vacancy from arriving early.
How it runs
Six stages for landlords, and the sixth one is why the vacancy stays low.
01 · Position. What the unit has to do for you: the rent it needs to carry, the timeline, whether this is a long hold or a bridge, and how much involvement you actually want once someone is in it.
02 · Rent A recommended rent built from current comparable leases, with the reasoning shown. Set right, a unit leases quickly. Set high, it sits, and the eventual discount is larger than the one that would have leased it on day one.
03 · Match The database first. If a qualified tenant already fits the brief, the introduction is direct and the unit may never be publicly marketed. If not, it goes to the MLS and the rental channels with proper photography and a listing written for the tenant you want, not for everyone.
04 · Screen. Every application checked in full: credit, income and employment, references, prior landlords. You see the file and the recommendation, and the decision is yours.
05 · Lease The Ontario Standard Lease, prepared correctly, with the deposit handled the way the Residential Tenancies Act requires. Key handover, move-in condition documented, and a clear record of what was agreed.
06 · After. Tenants move on. When yours does, the search starts before the unit is empty, from the same database, with a rent reviewed against the current market rather than carried over from the last lease. This is how vacancy stays low across a hold of ten years rather than one.
For tenants, the run is shorter: a conversation about what the place has to do and cost, a search built on that rather than on the filters, a direct introduction where a landlord in my database fits, and an application package prepared so it is the one that gets accepted.
What this costs you.
For tenants, nothing.
On a residential lease the leasing fee is paid by the landlord, agreed in writing before the unit is marketed, and typically settled from the first month's rent. As a tenant you do not pay me to find you a place or to represent you.
For landlords, the fee is confirmed in writing before anything is listed or anyone is introduced. It is the second question every landlord asks, so it is answered here rather than saved for a call.
When the answer is no.
Sometimes the right tenant is the one you turn down.
The pressure in this work is always toward the first approved application, because the unit is empty and the landlord is paying for it. That pressure is exactly how the wrong tenant gets in.
If an application passes on paper and does not fit the unit, you will hear that from me, with the reasoning. If the rent you want is not the rent the market supports, you will hear that too, before the listing goes up rather than after it has sat for a month.
An extra week of vacancy is a known cost. The alternative is not.